Design and Access Statement

For a Full Planning Application for development on land at

Newburgh engineering works, Bradwell

Issue 1 | 10th August 2015 Contents

1.0 | Introduction 2.0 | Site Location 3.0 | Planning Policy Context 4.0 | Area and Site Analysis 5.0 | Opportunities & Constraints 6.0 | Community Consultation 7.0 | Design Solution & Evaluation 8.0 | Landscape 9.0 | Sustainability 10.0 | Summary 11.0 | Appendix - Drawings

Client – Camstead Homes

Architect – STEN Architecture Ltd

Planning Consultant – ID Planning

Highway Consultant – Optima Highways 1.0 | Introduction 1.0 | Introduction

This Design and Access Statement has been prepared by STEN Architecture on behalf of Camstead Homes in support of a full application for planning permission for residential and commercial development at the Newburgh works site, off Netherside, Bradwell.

This statement has been prepared under the requirements of the Town & Country (General Development Procedures) (Amendment) (England) Order 2006. The structure and content has been informed by:

- The Town & Country Planning (General Development Procedure) (Amendment) (England) Order 2010
- DCLG ‘Guidance on Information Requirements and Validation (March 2010)
- ‘Design & Access Statements – How to write, read and use them’ (CABE 2006); and
- Secretary of State Appeal decisions on the role of a Design & Access Statement

The statement seeks to explain the design principles for the development, based upon an understanding of what is appropriate for the site, determined through an analysis of the surrounding context. These principles are based upon good practice as set out in national planning and urban design guidance.

The document has the following functions and purpose:

- Identify the existing context of the site
- To provide a description of the key issues, constraints and opportunities afforded by the site, and the evaluation that has informed and led to the proposed form of development;
- Identify the key development principles and framework which has informed the detailed design of the scheme; and
- To provide appropriate information on the development in terms of layout, scale, amount, landscaping, appearance and access.

The ethos of the design is to:

- Create a sustainable residential development that supports the existing community and respects the positive features of the site and wider village
- Create a legible and attractive place with an appropriate sense of identity
- Create a high quality living environment
- Provide a well planned layout and the creation of pleasant and well designed streets and spaces. 2.0 | Site Location 2.0 | Site Location

The site lies approximately 20km south west of Sheffield in the Peak District National Park. It is located in the village of Bradwell in the Hope Valley approximately 3km south of Hope. Vehicular access is principally gained via the B6049 which runs through the village and links the A6187 to the north to the A623 approximately 5km to the south. 3.0 | Design Policy Context 3.0 | Design Policy Context

The application is supported by a Planning Statement, which provides a comprehensive assessment of the proposed development against relevant planning policy. This section reviews key national and local design policy and guidance.

National policy

The National Planning Policy Framework aims to make the planning system less complex and more accessible, to protect the environment and to promote sustainable growth. The underpinning thread of the NPPF is sustainable development and paragraph 56 states:

“Good design is a key aspect of sustainable development, is indivisible from good planning, and should contribute positively to making places better for people.”

With regard to design NPPF states in paragraph 58 that developments should:

- function well and add to the overall quality of the area, not just for the short term but over the lifetime of the development establish a strong sense of place, using streetscapes and buildings to create attractive and comfortable places to live, work and visit; optimise the potential of the site to accommodate development, create and sustain an appropriate mix of uses (including incorporation of green and other public space as part of developments) and support local facilities and transport networks; respond to local character and history, and reflect the identity of local surroundings and materials, while not preventing or discouraging appropriate innovation; create safe and accessible environments where crime and disorder, and the fear of crime, do not undermine quality of life or community cohesion; and are visually attractive as a result of good architecture and appropriate landscaping.

National design guidance

There are numerous best practice documents relating to design including ‘By Design’ (DETR and CABE), The Urban Design Compendium (English Partnerships and Housing Corporation), and ‘Better Places to Live By Design’ which all outline the importance of good urban design and provide advice for the design of residential areas. All of which will provide the underlying principles on which the development for this site is designed. There is general consensus over the principles of good design, although different terminology is sometimes applied. The core factors contributing to good urban design which underpin all of the above best practice include the following principles:

- **Character** – somewhere with a sense of place and local distinction
- **Legibility** – a place, which is easy to understand and navigate
- **Permeability** – achieving a form of layout, which makes for efficient pedestrian and vehicular movement
- **An articulated townscape** – creating an interesting, locationally responsive townscape utilising building height, scale and massing all of which should be human in scale
- **Human scale** – the arrangement of building forms, which are easy for the human eye to read and provide a sense of scale and perspective
- **Security, natural surveillance** – creating places, which are properly overlooked and make effective passive and active policing
- **Detailing, richness and interest** – promoting ornamentation, rhythm, consistent vernacular, richness and intrigue to the built environment
- **Quality within the public realm** – promoting routes and spaces, which are attractive, safe and uncluttered 3.0 | Design Policy Context

Continuity and enclosure – promoting the continuity of the street frontage and the definition of public and private space

Adaptability, robustness and sustainability – the layout of the site and individual buildings should all contribute towards the minimisation of resources from the design stage

CABE - By Design

National Planning Policy Guidance (NPPG)

The centrality of good design as an integral part of achieving sustainable development is reinforced from the NPPF. An emphasis is placed on good design making “the best possible use” of resources, including land, community, economic, infrastructure and other resources over the long as well as short term.

It suggests good design should:

- Ensure that development can deliver a wide range of planning objectives;
- Enhance the quality of buildings and spaces, by considering form and function, efficiency and effectiveness;
- Address the need for different uses sympathetically.

The NPPF’s expectation that design will have a prominent role in plan making is reiterated by a reaffirmation that the plan making body will need to “evaluate and understand the defining characteristics of the area as part of its evidence base” as a means of informing appropriate design opportunities and policies. Once again, good design is identified as indivisible from good planning, and should be at the heart of the plan making process.

A clear attempt is being made to demystify ‘good design’ by establishing sound, clear and easy to follow design policies and processes. This provides the foundation for assessment by use of expert advice from appropriately skilled in house staff or consultants. However, it is clearly stated that design should not be the preserve of specialists and it is important to seek the views of local communities, emphasising the importance of the consultation process.

It is recognised that although design is only part of the planning process it can affect a range of economic, social and environmental objectives. Planning policy and decisions, of which design is a part, are identified as needing to support these objectives and should therefore consider matters relating to: local character (including landscape setting); safe, connected and efficient streets; a network of green spaces (including parks) and public places; crime prevention; security measures; access and inclusion; efficient use of natural resources; and cohesive and vibrant neighbourhoods.

The outcomes of good design are to be benchmarked against 7 criteria or “qualities” typical of valued places, including: functionality; supporting mixed uses and tenures; successful public spaces; adaptability and resilience; distinctiveness; attractiveness; and ease of movement.

Notwithstanding that By Design: Urban Design in the Planning System (2000) and Better Places to Live By Design (2001) have been cancelled with the publication of the PPG, the central urban design principles that underpin good design and need to be considered are reiterated, including: Layout, Form, Scale, Detailing and Materials.

Which planning processes and tools can we use to help achieve good design?

The promotion of good design is identified as being relevant to all stages of the planning process, from the development plan stage through to planning applications.

For the latter stage a series of ‘established ways’ are identified in which good design can be achieved:

- Pre-application Discussions;

- Design and Access Statements;

- Design Review; 3.0 | Design Policy Context

- Design Codes;

- Decisions on Applications;

- The Use and Implementation of Planning Conditions and Agreements.

The guidance recognises that the qualities of well designed places are similar across most developments but articulates what this can mean for housing design, town centre design, and street design and transport corridors.

Housing Design

Themes consistent with the NPPF are in evidence with functional, attractive, sustainable and adaptable criteria being singled out as underpinning well designed housing. Affordable housing provision is also highlighted as needing to be tenure blind and not ‘banished to the least attractive part of the site’ in well designed places.

In recognition that comparatively small items can have a significant influence on the success of places, bin and bike storage, access to meter boxes, spaces for drying clothes and space for deliveries are identified as requiring particular consideration with a duty placed on local authorities to ensure that each dwelling is carefully planned.

The Manual for Streets influence is evident in the principles identified for successful streets, with an integrated approach ‘where buildings and spaces and the needs of people, not just of their vehicles, shape the area’. The rigid application of highway engineering standards are condemned as delivering a ‘sense of sprawl and formlessness and development which contradicts some of the key principles of urban design’. Imaginative and context specific design is advocated with a requirement for each street to be considered as ‘unique’, responsive to its character and location. The quality of streets, the integration of public transport, the removal of street clutter, the legibility of the place are all also highlighted as strong contributory factors in supporting social, economic and environmental goals by encouraging people to walk and use streets.

Relevant Local Policy and Guidance

Peak District Local Plan 2001

Policy LC4 Design Layout and Landscape sets out a number of key design principles. It states where development is acceptable in principle, it will be permitted provided that its detailed treatment is of a high standard that respects, conserves and where possible it enhances the landscape, built environment and other valued characteristics of the area.

It suggests particular attention should be paid to:

- Scale, form, mass and orientation in relation to existing buildings, settlement form and character, landscape features and the wider landscape setting; and
- The degree to which details, materials and finishes reflect or complement the style and traditions of local buildings; and
- The use and maintenance of landscaping to enhance new development, and the degree to which this makes use of local features and an appropriate mix of species suited to both the landscape and wildlife interests of the locality; and
- The amenity, privacy and security of the development and of nearby properties; and any nuisance, or harm to the rural character of the area caused by lighting schemes.

Core Strategy 2011

Policy GSP2: Enhancing the National Park suggests the authority will look for opportunities to remove undesirable features or buildings, and when development is permitted a design will be sought which reflects the character of the area.

GSP3: Development Management Principles sets out a number of key considerations for new development, which include:

- Impact on the character and setting of buildings,

- Scale of development appropriate to character,

- Siting landscaping and materials, design in accordance with the NP design guide,

- Form and intensity of use 3.0 | Design Policy Context

- Use of sustainable travel modes and construction techniques.

L1: Landscape character states that new development must conserve and enhance valued landscape characteristics as set out in the landscape character strategy and action plan.

L2: Sites of biodiversity or geodiversity importance seeks to conserve and enhance any sites, features or species of biodiversity importance such as Bradwell Brook.

L3: Cultural heritage assets seeks to conserve and where appropriate enhance the significance of historic assets and statutory designations such as listed buildings, archaeology and conservation areas.

CC1: Climate change mitigation and adaptation suggests that all new developments should build in resilience to climate change and make the most efficient and sustainable use of land and buildings. It requires new development to take account of the energy hierarchy and be directed away from flood risk areas. It encourages new development to achieve the highest standards of carbon reduction and water efficiency. To that end it has a target of a 10% improvement over building regulations for major developments.

CC5: Flood risk and water conservation aims to encourage designs which reduce negative impacts on the functionality of flood water storage or the operation of surface water drainage corridors. It also encourages the use of SUD’s systems but states that such measures should not increase the risk of a local water-course to flood. It states new development must allow adequate access for the maintenance of watercourses.

DS1: Development strategy identifies Bradwell as a named settlement for the purposes of accepting new development. E1: Business development in towns and villages says that new sites and buildings for business development will be permitted within or on the edge of the named settlements in policy DS1. Proposals must be of a scale that is consistent with the needs of the local population. Wherever possible, proposals must re-use existing traditional buildings of historic or vernacular merit or previously developed sites, and take up opportunities for enhancement. Where this is not possible, new buildings may be permitted. It states that the National Park Authority will safeguard existing business land or buildings, particularly those which are of high quality and in a suitable location. Where the location, premises, activities or operations of an employment site are considered by the Authority to no longer be appropriate, opportunities for enhancement will be sought, which may include redevelopment to provide affordable housing or community uses.

Relevant Supplementary Planning Documents (SPD) and Design Guidance

Climate Change and Sustainable Building SPD

The Supplementary Planning Document for Climate Change and Sustainable Building promotes the positive role that sustainable buildings, and low carbon and renewable energy can play in reducing greenhouse gas emissions. It provides guidance on adapting to and mitigating the impacts of climate change in ways that are appropriate to the statutorily protected landscapes of the Peak District National Park. Which has a Carbon Management Plan to reduce the carbon footprint by 30% by 2015 (based on a 2010/11 baseline). 1.1.4 The SPD gives guidance on development appropriate to the protected National Park landscape, directing it to the most sustainable locations, conserving water, minimising waste and avoiding the risk of flooding. Sustainability standards for new housing and non-residential buildings are offered as a positive platform towards zero carbon development in the National Park. Developers are encouraged to make development as sustainable as possible through the planning and construction phase, since retrospective energy improvements are more difficult and costly to achieve.

The SPD provides positive guidance on the application of the policies of the Core Strategy Development Plan Document (adopted October 2011) and promotes the use of the energy hierarchy to ensure that the quickest and most cost-effective methods of carbon reduction are used first. It also promotes an increased consideration of landscape character - how landscape has evolved and how individual buildings, roads and settlements contribute to this character. This aim is to help to ensure that new development proposals meet the National Park’s primary purpose to conserve and enhance the natural beauty, wildlife and cultural heritage, whilst at the same time contributing to a reduced environmental footprint. 3.0 | Design Policy Context

In terms of new housing design, applicants are encouraged to recognise the long term benefits of going beyond minimum standards particularly in terms of energy efficiency, carbon reduction and water efficiency, and use the Code for Sustainable Homes Technical Guide as a useful resource. Since publication of the SPD the government has now abandoned the Code for changes to building regulations. The SPD refers to policy CC1 in relation to non-residential developments and encourages a 10% improvement over building regulations TER. For the lower parts of the energy hierarchy the SPD lists the various renewable energy technologies that are available and the important considerations in terms of each one. For example it provides detailed guidance on the placement of solar panels.

Peak District Design Guide (2007)

The design guide espouses the principles of good design and designing in harmony with the local building traditions of the Peak District. The Design Guide has been produced to help applicants, agents and others, to inspire and to raise standards. It sets out to define what makes our traditional buildings seem ‘right’ in terms of their location, proportions and detailing. It begins by giving an overview of the different landscapes and settlements and their key characteristics. It describes some of the key characteristics of local building traditions such as; how climate has influenced how buildings are sited for shelter with more highly fenestrated fronts facing south to appreciate light and solar gain, solid, well proportioned buildings with a horizontal emphasis, etc.

It emphasises the importance of setting and the existing grain of development, and that new development should consider views to and from the site. It suggests in the countryside or on the edge of settlements, buildings should sit comfortably in the landscape, and this is best achieved by emulating the horizontal, ground-hugging form of traditional buildings with their strong eaves and ridge lines and simple, low silhouettes parallel with the contours where possible.

For new buildings to be in harmony it suggests there are 3 main factors;

- **Form**– horizontal emphasis to buildings with shallow pitch roofs, simple rectangular forms, narrow gable width, eaves as low as possible.

- **Detailing**– a balance of proportions between the overall shape of the walls and the openings they contain. A high solid to void ratio in which the wall dominates. A simple arrangement of openings, usually formal (often symmetrical) in the case of houses, and informal in the case of outbuildings. Generally, the overall horizontal shape of traditional dwellings was balanced visually by the vertical emphasis given by windows, doors and chimneys.

- **Materials**– for the most part natural stone for walling and slate or tile for roofs. Most traditional buildings however tend to use coursed rubble stonework with gritstone quoins and dressings to openings. Pointing to stonework should be similar in colour to the stone. Pointing to stonework should be similar in colour to the stone. Lime render is used over porous or inferior rubble stonework to give added protection to the wall. The predominant roof material for the area is stone slates produced when thin beds of gritstone are split apart. They are laid in diminishing courses with large slates near the eaves rising to small slates near the ridge.

The guide also sets out urban design guidance and the factors to consider such as openness, grain, frontage continuity, etc. It highlights the qualities of successful places and discourages standardised residential layouts. It provides guidance on achieving amenity, safe streets and inclusive access.

The design guide has an older (1987) technical supplement which provides more detailed design guidance in relation to building design building upon the principles discussed above. It sets out good and bad illustrated examples, in terms of plans, massing, roof forms, chimneys, elevations, fenestration, garages, windows and details, which the design team have been mindful of. 3.0 | Design Policy Context

Bradwell Conservation Area Appraisal (2014)

The Bradwell Conservation Area Appraisal was adopted at the Peak District National Park Authority’s Planning Committee on the 11th April 2014. It contains a detailed description of the historic evolution of the settlement and its defining characteristics as well as useful guidance for those seeking to develop in and around the Conservation Area. The guidance has been a valuable resource for the design team in formulating the proposals. The character and context analysis sections of this DAS have been informed by the appraisal and subsequent design themes drawn from the analysis, with reference to the document. These are explored in more detail in later sections.

Draft Bradwell Neighbourhood Plan (2015)

Bradwell Parish Council intends to ensure that local people are involved in the choices which will help to shape their neighbourhood. This Neighbourhood Plan sets out a vision for Bradwell Parish which reflects the views and feelings of local people who have a real interest in their community. It has been produced by Bradwell Parish Council following public consultation. The Plan was compiled following an examination of local housing needs, employment opportunities and local businesses, opportunities for tourism, sustainable transport movement and maintaining and improving the rural environment and countryside.

Policy H2 discusses housing development at the Newburgh works site, and accepts whilst the aspiration may be for the site to remain in employment uses, it is capable of delivering new housing and affordable housing for the village. It is concerned that housing takes place in a manner befitting of the context and to a scale which will not harm the village.

Policy H5 is concerned with encouraging high quality residential development and sets out a number of key design objectives which reflect accepted principles of good housing design.

Policies LE1 and LE2 are concerned with ensuring there are employment opportunities available in the village, with any loss properly justified. Policy LE2 makes reference to the need for a comprehensive plan for the Newburgh site.

Policy E2 sets out other design considerations including retaining trees and hedgerows, it refers to the guidance documents discussed earlier in this section and later in the document. The policy also encourages the use of BFL12 for new residential developments. 4.0 | Area and Site Analysis 4.0 | Area analysis: topography

The site sits within Bradwell village which is located in the southern part of the Hope Valley. It is located close to the valley bottom adjacent Bradwell Brook, in one of the flatter parts of the village able to accommodate the size of the existing buildings. The topography slopes rapidly up to the east and the onto the uplands of Abney and Shatton Moors. To the west the village extends up the valley side towards Old Moor.

The dramatic topography is a key characteristic of the village and has been a critical influence on the shape of the urban morphology. Part of the special interest of the village relates to its elevated position on the hill sides, providing a range of views and vistas. The surrounding hills provide a green backdrop to the site and wider village setting, particularly to the east where there are less urbanising influences in the landscape. The image above shows the topographical setting of Bradwell viewed from the northern slopes of the Hope Valley over Brough. The image bottom shows Bradwell as viewed from Jennings Dale to the south. The site is visible at the bottom of the valley in the bowl created by the surrounding hills. 4.0 | Area analysis: landscape character

In the Peak District Landscape Strategy and Action Plan (2009) Bradwell straddles both the Derwent Valley and White Peak regional landscape character areas. The area to the east of Church Street and Netherside and to the north of The Hills lies within the Valley Farmlands with Villages landscape of the Derwent Valley. The Valley Farmlands with Villages landscape of the Derwent Valley is a low-lying topography associated with a network of streams and damp hollows. The site sits within this character area.

The area to the west and south of this lies within the Limestone Village Farmlands landscape of the White Peak, with Granby Road/Jeffrey Road and the western end of Smalldale lying on the western edge of the Limestone Hills and Slopes of the White Peak. The higher land to the east including Bradwell Edge, lies within the Slopes and Valleys with Woodland area of the Derwent Valley, with the Open Moors of the Derwent Valley to the east.

Bradwell Brook runs along the division between the gritstone to the east and the limestone to the west, and is fed both by soft water streams from the gritstone and hard water from caverns in the limestone. 4.0 | Area analysis: site visibility and prominence

The figure ground plan opposite shows the footprint of the existing on-site buildings and the relative scale compared to the finer-grain traditional buildings in the conservation area and more recent housing to the north.

Whilst the existing buildings are significantly larger, their impact on the setting of the village and the Conservation Area in particular is relatively limited due to the position of the buildings at the lower part of the valley and a lack of visual receptors to the east. The dense tree belt which runs along Bradwell Brook also helps to screen views of the site from the east and south.

The buildings are highly visible from Netherside adjacent to the site, although Netherside is located at a slightly higher level to the majority of the site which slopes gently towards the brook which limits the impact of the building’s scale. Elsewhere in the Conservation Area, views are largely limited to brief glimpses of the buildings / rooftops due the tight urban grain and level of street continuity / enclosure, intermittent tree and shrub screening and changes in levels.

The exception to this is the views of the site from Granby Road to the west. The elevated hillside position of this lane and the open fields immediately adjacent means the site is more prominent within the wider landscape. 4.0 | Area analysis: views

The top images show views of the site from Granby Road and the scale of the building within the wider landscape. Redevelopment of the site for a finer grain mix of buildings in an informal arrangement will remove any incongruity within the wider landscape setting from these viewpoints. The images below are taken from the north (below left) and south (below right) and demonstrate the screening effect of intermittent buildings and planting on the site’s visibility at lower levels. 4.0 | Area analysis: views

The image above taken from Netherside shows the gradual sloping of the site down toward Bradwell Brook and the green backdrop of the wooded hillside to the east. The panorama below taken from the eastern lower portion of the site demonstrates the potential of this part of the site to provide attractive views out toward the brook and surrounding landscape. 4.0 | Area analysis: wider context

The site is located adjacent to the established village centre which contains a number of small businesses shops, post office, community centre, and places of worship. Other pubs a small supermarket and places of worship are located within easy walking distance of the site. Bradwell Junior School is located less than 5 minute walk to the west accessed from Hugh Lane. Bus stops are located very close to the site on Netherside just north of the adjacent garage.

Netherside / Church Street is the principal street running through the village. To the east, a series of tightly enclosed small village lanes run up the hill in an east west direction serving Smalldale residential area to the North and Smithy Hill residential area further south. These streets are linked by a number of narrow country lanes with open aspects which run in a perpendicular direction.

The planned residential estate to the north of the site includes a series of cul de sacs served from Netherside / Main Road, including Bradwell Head Road which provides a secondary site access. Bradwell Hills is a less well connected residential area consisting of tight village lanes and alleys creating smaller loop routes.

Bradwell Brook runs through the centre of the village and provides an attractive feature following the line of Brookside / Bridge Street and Soft Water Lane. Soft Water Lane also provides a secondary access to the site and a footpath adjacent the brook with links to the wider countryside to the east.

The site has good access to the park and recreation grounds to the north, a short walking distance along Netherside / Main Road. 4.0 | Area analysis: community facilities 4.0 | Area analysis: open space provision 4.0 | Area analysis: historical development

The Conservation Area Character Appraisal contains a detailed description of Bradwell’s development which the design team have taken into consideration.

Lead was almost certainly being worked in the limestone hills around Bradwell in Roman times. Although at the time of the Domesday Survey of AD1086 the population of Bradwell was recorded as only eight villagers, an increase in lead mining in the area from the Middle Ages led to a steady rise in population, particularly from the mid-seventeenth to the mid-nineteenth centuries. Bradwell became a centre for the lead mining industry, and there were several smelt works, at different dates, in and around Bradwell. In the medieval period Bradwell was surrounded by open arable fields which is still a characteristic of the village. Historically, Bradwell was a community of farmers, craftspeople, lead miners, tradesmen and labourers. The village became a centre for light industry in the eighteenth and nineteenth centuries, with mills and factories and a variety of smaller cottage industries. There were also several inns in the village, as well as numerous other commercial operations. Bradwell was an early non-conformist stronghold, with non-conformist chapels in the village 200 years before the Anglican Church of St. Barnabas was erected. Five different non-conformist denominations have occupied chapels in the village at various times. Lead production dramatically decreased from the middle of the nineteenth century, but the establishment of the nearby Hope Valley Cement Works in 1929 and of Newburgh Engineering in the centre of the village in the 1930s, continued the industrial focus of the area, providing employment for villagers to the present day.

Bradwell developed organically, with little evidence of planning at any stage apart from the later post-war housing estates and peripheral bungalow development which are more formal in layout. With no resident squire, and no single powerful landlord to regulate development, and with level building land at a premium, the village developed into the informal, haphazard, tightly packed conglomeration of dwellings that give the areas its present form and forms part of its special interest. The older areas of Bradwell are Bradwell Town, The Hills and Smalldale, which may originally have developed separately, although only the name of Bradwell appears in Domesday Book. Each of these are on high ground, close to the lead mines and to the Roman routes through the area. The Medieval centre of the settlement is likely to have been Towngate, which historically has been the primary focus for places of worship, public houses, shops and other public buildings such as the Post Office. Historically the village contained a number of farmsteads with associated barns which are no longer in that use. The former police station and visitors reception building on the front of the site is an example of one of these former barn buildings. The sale of land belonging to the Hassop Estate in 1911 had a significant impact on the growth of Bradwell during the twentieth century, with new developments around the outskirts of the village, particularly to the north-east and south-west. Of particular significance to the site was the sale of Newburgh Arms (now Newburgh House) and the two farm buildings immediately to its north (now Newburgh Hall and the former Police Station), together with approximately nine acres of “enclosures of grass land”. The two farm buildings, and possibly the Newburgh Arms, are clearly marked on the 1880 plan. Following the sale, the former agricultural buildings and land changed use and the whole area was owned by the Liberal Club from the 1920s, with the fields used for recreational use, as Bradwell Football and Cricket Club ground. The former Newburgh Arms closed in 1923. The date of 1925 on the gable end of Newburgh Hall indicates when this building was converted from its agricultural use to become the Liberal Club: new openings were added and original openings blocked up and covered with render, so obscuring any external evidence of the building’s earlier agricultural origins. Recreational facilities associated with the cement works nearby led to the demise of the Liberal Club and recreation facilities in the 1930’s. With the demise of the Liberal Club, Isaac Middleton, who owned an engineering business in Bamford, bought the site and moved his engineering works to Bradwell, establishing Newburgh Engineering in 1938. Newburgh Hall became the offices for the Works and the former Newburgh Arms was converted into a dwelling for the Middleton family in 1939.

Before the 1930s, the east side of Netherside was undeveloped, open agricultural land, with only the Bridge Inn and the three buildings including the Newburgh Arms, built along the road side. The Newburgh Engineering Works now occupy the fields behind the three Newburgh buildings and there has been some modern development along the east side of the road itself. Newburgh Engineering has a long and successful history. Established by Isaac Middleton in 1939 Newburgh has grown into an award-winning business that specialises in manufacturing medium to large precision engineering components and assemblies.

In 1938 Isaac purchased the Newburgh Arms public house where he lived. The former pub was where Newburgh’s name came from. Today, the building is called Newburgh House and remains in the company’s possession. In 1939 Isaac bought the Liberal Club next door, along with the land on which the current works stands. By now he was supplying general engineering services to local businesses.

During the war there was a huge demand for engineering and manufacturing, and Newburgh provided whatever services were needed to support our country’s war efforts. In the 1940s & 50s an iron foundry was developed onsite because Newburgh had struggled to find a high enough quality of iron castings required to service the glass industry. Moulds for drinking glasses and lightbulbs were manufactured, along with pipework fittings with high nickel content for the ice cream industry, which they called San-Flo. This is what is believed to have led to Newburgh producing parts for the nuclear industry. Later into the 1950s, Newburgh started to manufacture various parts for the nuclear industry, and were one of the first companies to get involved with what was championed as the dawn of a new age. Newburgh continues to produce parts for nuclear reactors.

The 1960s and 70s brought major expansion and growth in the company - Newburgh began to see real profits from its precision work, and expanded the Derbyshire factory several times. The range of customers was diverse, the type of products and services vast. Apprentice training was growing in importance, and many local young men signed up to train and work for Newburgh, knowing that they were likely to have a job for the rest of their working lives. The 1980s brought hardship for Newburgh and many other manufacturing companies. The economic climate was bleak, and discontentment among workers grew across the country. Newburgh was lucky to pull through this extensive period of severe economic downturn.

By the mid 1990s a new age had dawned for Newburgh. A change in management led to a transformation in the company as the business was passed down to another generation. At the turn of the 21st century, Newburgh wanted to grow but knew it couldn’t be done in Bradwell. After expanding as much as was possible on the rural Derbyshire site, and having experienced major problems recruiting, they knew that a second facility had to be created—somewhere that would provide a healthy influx of skilled people. Rotherham was selected, as a variety of global companies had long been established there. The new location would provide a solution to their ongoing recruitment issues, and allow the company to expand. 4.0 | Area analysis: figure ground plan 4.0 | Area analysis: heritage assets

The character of the Conservation Area is discussed in detail in the Conservation Area Appraisal. The plan opposite shows the site in relation to the conservation area (blue boundary) and key listed heritage assets, of which there are 13 listed buildings. The listed buildings are generally located away from the site, but the conservation area includes the older buildings along the site frontage. Any development of the site therefore has to have regard to the setting of the conservation area and these key unlisted buildings which make a positive contribution to the Conservation Area.

The historic buildings within Bradwell contribute significantly to the character of the Conservation Area. The majority of buildings are of local vernacular construction and their simple, utilitarian form gives them a solid, robust appearance. A few later, nineteenth and early twentieth century buildings display more sophisticated architectural detailing. Architectural unity in the Conservation Area is achieved through a similarity of scale, so that whether a building has one, two or three storeys it relates well in terms of proportion to its neighbours. The largest properties within the settlement either have religious origins or are former industrial buildings, such as the mills near the brook. The larger domestic properties are mostly detached, twentieth century villas, set in their own grounds away from the road.

In general, most of the properties within the Conservation Area face onto the road, often directly fronting the street or pavement, although some are oriented with their gable end, side or rear elevation facing onto the lane. However, there are so many small lanes and footpaths connecting to and curving around the main lanes that the overall sense is that there is no common orientation of buildings through the Conservation Area, giving a jumbled appearance to the layout. 4.0 | Area Analysis: key character areas

The following pages include an overview of the key characteristics of surrounding residential areas and the conservation area to inform the layout. The key character areas are highlighted on the plan opposite. Those areas closest to the site and within the Conservation Area have the most relevance, and are therefore considered in further detail over the following pages.

Whilst there are some commonalities between the areas in terms of layout, building forms, materials and detailing there are also a number of notable differences relating to the period the areas were developed and the response to the specific topography and morphology. 4.0 | Area Analysis: Smalldale character area

Smalldale represents one of the older parts of the village located in the conservation area. It is accessed via Town Lane / Gore Lane adjacent the open space. The eastern end of the area is at a lower level and is characterised by the tightly packed buildings characteristic of the wider conservation area, with narrow sharply winding lanes and cottages located either with small thresholds or fronts directly onto the lanes. The built form opens up in the area around the front of the Bowling Green Inn providing long-distance views to the east. Cresswell Part Lane is the main street which runs steeply up the hill narrowing and widening at various points. Buildings are more loosely-spaced in this area compared to others and the upper parts of the lane are more open with bigger gaps between buildings and the lane is tree-lined with buildings set back from, and at higher level than, the road, providing more space for greenery and a less ‘urban’ character than other parts of the conservation area.

Properties are generally 2 storey although there has been some bungalow infill development in an number of places and East View is 3 storeys at a prominent elevated location. Interlinked buildings and cottages step down in response to the steeply sloping topography. There are a number of modern garage blocks facing the lane and some more recent properties include integral garages in a ‘cartshed’ format. Continuity along the edge of the lane is provided by a mix of stone walling and grassed embankments. 4.0 | Area Analysis: Main Road character area

The area to the north of the site consists of an interwar and post war estate to the east of Main Road and properties fronting toward the recreation ground. The area consists predominantly of two storey semi-detached houses, and cottage rows in a planned ‘garden city’ inspired layout consisting of conventional cul de sac streets and residential streets around greens. The formal regular nature of the area contrasts with the character of the older parts of the village. The area closest to the site consists of stone houses with some render to front elevations, elsewhere properties are pebbledash rendered with some quoin detailing to corners. Houses along Batham Road have front facing gable bays. The homes benefit from relatively generous front and rear gardens, bounded by fences and hedgerows. Parking is accommodated within the street carriageway or within private drives to the front / side of the properties. Houses on Springfield Road and Batham Road back onto Bradwell Brook.

Michlow Drive behind the properties on the western edge of the green consists of modern housing which has attempted to reflect the more traditional parts of the village with interlinked houses and bungalows in a less formal arrangement with small front gardens, some properties at right angles to the street and a mix of parking solutions. However, the conventional street design and parking courts still give it a suburban feel. Many of the units have front facing gables and porches, and none have chimneys. This area has characteristic low stone walls between plots and defining the front boundary. Properties are generally limestone with some rendered, quoin details, and consistent use of grey slate. 4.0 | Area Analysis: High Street character area

The ‘High Street’ character area includes the area running alongside the main street through the village and its intersection with the brook on the lower lying valley floor. Density is relatively high on the west side of Netherside but considerably lower on the east side, where a few loosely-spaced buildings are positioned away from the roadside, with the exception of Bridge House and the buildings on the north side of Newburgh House. The main street has a more urban feel with longer straighter views along the street and strong continuous frontages and enclosure formed from back of footway properties. The area of Bradwell beside the road bridge contains a number of large-scale, former industrial buildings associated with the brook. On Bridge Street, the large buildings on the south side together with the continuous terrace of properties on the north side, at the back edge of the road, narrow the lane and create a strong sense of enclosure.

Church Street is characterised by continuous terraces of small, traditional stone cottages set to the back edge of the pavement, contrasting with the significantly larger Church of St. Barnabas and Shoulder of Mutton Inn, both set a considerable distance from the road. Brook buildings are also of a larger scale and dominate the smaller, more vernacular buildings nearby, their multi-dormered windows being a prominent feature. 4.0 | Area Analysis: Smithy Hill character area

The Smithy Hill area is at the centre of the village with lanes extending up the hill to the west. It has a tight-grained, urban texture throughout. Elements which characterise the area include clusters of tightknit buildings, occasionally detached, but generally in short, informal terraces or small complexes; connections via a network of walls containing roads, more minor lanes, oblique alleys, narrow inter-connecting paths and other spaces; predominantly hard surfaces and less planting. There are a number of enclosed spaces that have an intimate quality, and public and private spaces are not always clearly defined. Towngate has a sense of being the centre of the settlement. The wide open area at the east end of Towngate is an important open space within the Conservation Area, providing a picturesque focal point at its junction with Brookside and Bridge Street. From this space, Towngate continues to the west as a relatively broad lane, opening out further beyond the Old Bulls Head, with the triangular green leading up the hill to Hungry Lane. The Hollowgate, Hill Head and Far Hill area is characterised by narrow back lanes, connecting lanes and paths wrapping around building blocks, so that where property frontages face onto the public domain on one elevation, their rear or side elevations face the public domain on another. There is no consistent form or direction with curving narrow lanes leading to a confusing layout. Changes in levels mean boundary walls dominate either side of the street along Hollowgate. Smithy Hill has a tight knit urban feel at its eastern end, but opens up along the western part of the lane. 4.0 | Area Analysis: Bradwell Hills character area

‘The Hills’ is an area to the south of the centre of the village, and shares some characteristics of both Smalldale and Smithy Hill. Development at the northern end of the area is more finely grained and close-knit, with narrow lanes and pedestrian alleys. Development is mostly concentrated in the historic core at the north end of The Hills, between the top of the Steps leading up from Church Street and New Road, with the important open space at The Green in the centre. From the north end of The Hills, there are long-ranging views across the valley to Bradwell Town, with the Hope Cement Works in the distance. A number of connecting lanes and pedestrian ways link the main lanes through the area, and dramatic changes in level within these and across the whole area mean that buildings appear at different levels, sometimes below road level, sometimes at a higher level, adding variety to the street scene.

The southern part of the area has a more loose feel with a greater proportion of free-standing buildings and properties set back from the interconnecting lanes, with mature trees and plantings occupying the spaces in-between. Much of the parking in this area is accommodated in the tight lanes which has a detrimental affect on the Gordon Cullen’s concept of serial vision, as set out in his 1961 book ‘Townscape’, is an important design consideration in relation to how one moves through the village, and how any new development can reflect its characteristics. In this concept as a person moves through an area (by foot or vehicle) they experience a journey through ‘pressures and vacuums, a sequence of exposures and enclosures, of constraints and relief’ (Cullen 1961, p.10).

These characteristics can be observed in a number of parts of the village, whereby those moving through the areas experience gradual and pronounced openings and narrowing of the street-scene, sometimes with more clear views along streets and toward the surrounding landscape, which can suddenly terminate and close off due to pronounced changes in direction, enclosure or elevation. It is this juxtaposition of views and space which are an important determinant of the areas character, when combined with the topography and landscape setting.

Whilst it is not necessary or practicable for a new development to attempt to copy an existing serial vision sequence, it can attempt to articulate these spatial qualities and characteristics in a contemporary way, helping re-inforce local distinctiveness.

The example below / right, from Bradwell Hills character area, shows serial vision and the experience of space along Bessie Lane / The Hills. 4.0 | Area Analysis: spatial enclosure precedents

There are few areas in the Conservation Area where buildings line both sides of the street. Exceptions include Towngate, Far Hill, the west end of Smithy Hill, the north end of Church Street, Bridge Street and the east end of Smalldale. The more modern developments at Michlow Drive and Evans close are also useful examples of double sided streets. A number of key design precedents can be drawn from these examples;

- Tightly enclosed streets often with no pavements (or pavements to one side), creating narrow lanes,
- Strong levels of enclosure and frontage continuity created by interlinked buildings and stone boundary walls, properties mostly fronting street with some properties at right angles presenting gables to street,
- Mature trees often fill ‘gaps’ in frontage continuity providing enclosure and a softening contrast,
- Subtle variations in street widths with some narrow pinch points,
- Contrast between tight grain / enclosed streets and backdrop of hills with clear views of surrounding landscape along certain down-hill vistas,
- Differences in height mean that in places only upper storeys of buildings and roofs are visible further down the street with the landscape setting behind.

A– Evans Close shared surface lane, B– slight set backs with walling providing continuity, C– narrow pinch-point, D– high walls enclose street edge, E– downhill vistas of surrounding landscape opening up at end of street, F– Michlow Drive mixture of gables and fronts enclosing street, G– trees ‘plug’ gaps in built frontage, H– buildings often at different levels either side of street. 4.0 | Area Analysis: building form precedents

Many buildings display the vernacular characteristic of the peak district identified in the relevant design guidance and area appraisal.

- Buildings are generally linked or tight-knit complexes with short runs of cottages,
- Some detached / semi detached properties with symmetrical forms and horizontal emphasis,
- Generally rectangular shape low squat buildings with shallow eaves and roof pitches,
- Simple forms with a horizontal emphasis, as either standalone properties or interlinked to form horizontal emphasis composition of properties,
- Gable roof forms predominate, hipped roofs out of context,
- Subsidiary structures and outbuildings simple in form attached to principal building, often with mono-pitched roof, integral garages enclosed within subsidiary structures,
- More modern buildings sometimes include gable and lean-to porches to front,
- Individual properties or interlinked groups / runs of buildings address topography by stepping down in levels with stepped rooflines reflecting topography.

A– buildings stepping to reflect topography, B– modern detached property with subsidiary element incorporating integral garage, C– traditional building incorporating garage in car shed format, D– inter-linked cottages form strong horizontal composition, E– stand-alone semi’s with strong symmetrical form, F– linked composition, G– modern gable porch, H– horizontal emphasis to modern linked units 4.0 | Area Analysis: materials and detailing precedents

There is a strong commonality present across the village in terms of materials and detailing, and whilst there are some notable exceptions and variations, there are a number of predominant themes which can be observed;

- Limestone is the predominant building material, buildings often have gritstone dressings. Walls are generally either of coursed, roughly dressed squared limestone, or rubble limestone brought to courses,
- Common gritstone dressings include window and door surrounds, quoins, cornices, coping stones, string courses and corbels originally supporting square section timber gutters,
- Some walls to buildings, both rendered and un-rendered, are painted light neutral colours,
- Natural blue slate and welsh slates are the predominant roofing material bluey-grey in colour, roof verges are predominantly mortared,
- In many places dark plastic rainwater goods have replaced the original timber or iron gutters, with simple metal brackets supporting gutters,
- Most of the traditional windows that remain in the Conservation Area are timber sashes or casements with a vertical emphasis and subdivision into proportional panes, generally they are in a symmetrical or ordered fenestration arrangement on main elevations, where there is a high proportion solid to void ratio, and are mostly recessed into the main elevation slightly, contrasting stone heads and sills, and full surrounds can be found.
- Chimneys are usually located on the gables and are deeper than they are wide, often with projecting courses.

A– coarsed limestone elevation and rubble wall, B– modern simple rainwater goods and brackets, C– simple roof forms, cemented verges, D– modern UPVC windows with little recess, E– painted render can be found on some buildings, F– modern roofing treatment, G– strong verticality and proportion to windows, H– gritstone quoins and window surrounds 4.0 | Area Analysis: boundaries and thresholds precedents

Part of the character and charm of the village derives from the relationship between buildings and the street. There is widespread variety in terms of building set-backs which helps to give the area its informal ‘jumbled’ nature. However there is also commonality in terms of boundary definition and the combination of softer landscaping with the harder traditional materials;

- The more tight-grained areas tend to have buildings close to the edge of the street with either no set back or small enclosed front gardens, with low stone boundary walls,
- Often this is combined with hedging and trees set behind the wall softening the street-scene and introducing vivid green colours which contrast with the subdued greys of the stone work,
- In more recent developments the low stone walls and landscaping provide a positive influence in the street-scene by screening views of parked cars within property curtilages,
- Traditional dry-stone walls are a unifying feature of the village, and the wider peak district, often defining field and property boundaries, and the edges to roads and lanes. They provide an important unifying role linking buildings and providing continuity and enclosure along streets,
- Walls are roughly coursed or un-coursed (random) rubble limestone, dry-stone or mortared, with a variety of limestone and gritstone coping stone details, various plain or decorative limestone / gritstone gateposts punctuate the walls.

A– rubble wall and hedging, B– rear / side gardens open with low boundary wall features, C– small front gardens enclosed by walls, D– low walls and plating help screen the impact of parked cars, E– properties directly abutting the pavement / street with no set-back, F– walling and planting providing continuity and enclosure, G– simple gateposts at entrances, H– low existing walls at site boundaries The site forms the area of land to the east of Netherside between the road and Bradwell Brook. The existing main site access is via Netherside. Secondary vehicular access points exist from Bradwell Head Road to the north and Soft Water Lane to the south, although these are currently gated. A pedestrian link exists between Bradwell Head Road and Main Road to the north. A garage and workshop are located to the west of the site between the boundary and Netherside. Land levels step down sharply from the garage to the site which is at a lower level at this point. Private gardens form the boundaries along the northern and southern edges of the site. This includes a tennis court to the rear of Newburgh House and an open space area between the Saxelberry residence and Netherside, accessed from a gated private drive to Netherside.

Bradwell Brook runs immediately to the west of the boundary which is lined by mature trees and vegetation either side of the watercourse. A footpath track runs along the eastern side of the brook from Soft Water Lane and links up to the network of recreational routes to the east around Bradwell Edge.

Existing properties along Netherside and at the northern and southern boundaries are generally 2 storey, the garage and workshop buildings are single storey adjacent the site. Properties are mainly of limestone construction, the more modern suburban development to the north includes render to front elevations. Low stone boundary walls topped with fencing provide security to the north and south boundaries. Newburgh House, the hall and the former barn which front Netherside are linked by walling and curtilage structures to provide a secured eastern edge to the works site.

There are intermittent trees and hedgerows located mainly along the northern and southern boundaries, with the dense plantings adjacent the brook just outside the eastern edge of the site.

The site slopes gradually from west to east with a c3m change in levels between Netherside and the Brook at the western edge. This helps lower the impact of the large scale works buildings on the wider area as they sit behind and at a lower level to the buildings fronting Netherside. The hillside of Bradwell edge rises above the site at the opposite side of the brook and forms a green backcloth to views in this direction over and through the works buildings.

The key unlisted former farm buildings at the front of the site which fall within the conservation area boundary include the former barn / police station, Newburgh Hall and Newburgh House. Newburgh House was originally a pub (Newburgh Arms). Originally it appears to have been rendered, with nineteenth-century window surrounds, but the render was smooth and painted and the quoins were flush with the render. The building had stone gable end stacks and moulded, gritstone corbels supporting the gutters. Since then the building has acquired a non-traditional front porch, deep overhanging eaves with white barge-boards, a fascia board rather than stone corbels to support the gutter and blue engineering brick chimney stacks have replaced the stone stacks. The ground floor window to the left of the entrance porch has been widened. A heavy, modern, pebble-dash render has been applied to both this building and the adjacent Club building, with applied, cemented projecting quoins.

The on-site buildings consist of workshops, offices and ancillary structures, set within areas of hardstanding used for circulation, vehicle parking and storage. Buildings range in height from single storey workshops to taller 2.5-3 storey units. The large floorplate buildings in the central area are the tallest and include a six storey flat roof tower in the north west corner. Buildings are generally square or rectangular in plan. Their scale, volume and siting is generally at odds with the finer grain informal nature of the wider village. The buildings are constructed of a range of traditional and modern cladding materials. The older buildings tend to be of stone construction with more recent buildings using muted corrugated steel cladding. All are of an industrial utilitarian appearance.

The eastern part of the site consists of an area of rough grassland between the site buildings / hardstanding and the tree-lined Bradwell Brook. This area adjacent to the brook is at a lower level and is at risk of flooding from the brook. This lower part of the site benefits from an attractive panorama to the east with the brook in the foreground and the hills of Bradfield edge behind. 4.0 | Site analysis plan 4.0 | Site analysis: site photos–adjacencies

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- Site boundary defining extent of application
- Existing buildings require demolition and area remediated for new residential
- Potential location of relocated commercial use
- Area at risk of flooding could be utilised as new public open space for community
- Opportunity to retain and re-use key unlisted buildings to site frontage
- Significant step down in levels between site and garage site to west
- Sensitive residential edges will require appropriate separation distances
- Trees and hedgerows located along boundaries and Bradwell Brook
- Potential for attractive long distance views from elevated and lower parts of site
- Potential for new pedestrian links across site improving areas permeability
- Potential site access point for vehicles and pedestrians serving residential
- Potential site access for vehicles serving commercial and pedestrian link to residential
- Bradwell Brook watercourse running close to eastern boundary
- Potential for low level noise and disturbance from adjacent garage site 6.0 | Community Consultation 6.0 | Community Consultation

PUBLIC CONSULTATION

On 23rd July 2015 Camstead Homes carried out a public consultation event at Bradwell Memorial Hall between the hours of 4pm and 7pm where local residents were invited to call in, view the proposals and ask any questions.

Exhibition stands were set up with the detailed proposals so that local residents could view them. Camstead Homes had their team of consultants in attendance so that questions relating to specifics could be answered.

Below are a selection of the exhibition boards that were presented at the public consultation event. 7.0 | Design Solution & Evaluation 7.0 | Design Solution & Evaluation: Layout

Introduction

This detailed planning application is for a new 10,000sqft factory and offices, 55 new dwellings and a new public area of open space on the site of Newburgh engineering works.

The plan is that Newburgh will build the new factory and once built move their operations out of the existing buildings on site into the new factory and offices.

Once this relocation has been completed then the existing buildings will be demolished and the site cleared so that the new dwellings can be built.

All construction traffic will access the site directly from Netherside so that it does not cause disruption to the existing residents to the north of the site.

Development Proposals, Use and Amount & Scale

The extensive site analysis and character assessment of the area that we have carried out has helped to inform the proposals that we are putting forward for the site.

The new development of 55 dwellings will be served from a single access point off Bradwell Head Road which is already an existing vehicle access into the Newburgh engineering works. The access has been detail designed by Optima Highways and a drawing of this has been submitted with the planning application.

The layout has been designed so that there is good natural surveillance to all areas of open space and roads with new dwellings looking onto these areas.

Dwellings are well laid out with parking either alongside or in front of dwellings. This mix of car parking arrangement allows for landscaping in the street.

Limited use of blocks of multiple dwellings have been used and these have been kept to where we would have smaller 2 or 3 bedroom housing or the affordable housing.

Dwellings are predominantly 2 storey in height with only a very small number of 2.5 storey dwellings in key locations.

The remaining part of the former Newburgh industrial site is to be retained for a reduced industrial use providing continued employment opportunities in the local community.

The proposed unit has been strategically positioned on the site in consideration of the site topography to provide a much reduced road side presence whilst utilising the use of the existing highway access positions.

The existing Newburgh Hall is to be sensitively refurbished and externally refreshed to align with the context of its rural setting. This will provide Staff Welfare and Administrative facilities, a single storey link is provides connectivity to the industrial unit. The site topography allows for the unit to be at a level where the road side presence is kept to a minimum this is further reduced by the existing Newburgh Hall and Visitor Building mainly obscuring views from Netherside.

Whilst maintaining the end users process functionality the building height has been kept to a minimum level to aid its setting in the context of the site surroundings. The external envelope treatment has been sympathetically designed to respond in form and colour to the precedent set by the adjacent existing industrial unit. A summary of the development proposals is below:

- 55 new residential units
- Mixture of 2-5 bedroom accommodation.
- Density of 30 dwellings per hectare
- 0.48 Ha of new public open space
- Predominantly 2 storey dwellings with some 2.5 storey dwellings in key locations.
- Single access point for new residential development from Bradwell Head Road
- New 10,000sqft Factory Unit & offices to allow Newburgh to relocate into this unit from the existing buildings.
- Single access retained from Netherside for the factory & offices

**Access**

There are 2 separate elements to the site. There is a retained vehicle access from Netherside that is currently used by the engineering works. This will continue to be used for the sole purpose of the new factory unit and offices that are in the existing frontage buildings.

This access will be for use by both cars of the staff and lorries making deliveries to the factory.

There will be another vehicle access into the site from Bradwell Head Road that is solely for the new residential development.

Entering the site from Bradwell Head Road the road will be a tarmac surface with 2 m tarmac footpath. Once into the site there will be a small arrival space (square) and from here a shared surface loop will serve a number of dwellings.

The varying width of the shared surface is reflective of the variety of road width in Bradwell where roads will suddenly narrow between buildings.

Inclusive access within the layout provides for ease of movement by all social groupings and seeks certain minimum standards for disabled access for such items as steps, ramps, door widths, etc.

The 'approach' to the dwelling, the area of land within the curtilage of the property from the boundary of the plot up to the building itself, will have 'accessible' paths and drives wherever possible, taking into account the topography of the site. The use of various surface materials, dropped kerbs, tactile paving, parking and drop off points will be used to facilitate ease of movement by all.

**Layout**

The layout was designed following extensive site analysis and a number of meetings with the Local Authority. Even though the site is just outside of the conservation area we worked with the conservation officer to try to reflect the characteristics of Bradwell into the new layout.

Page 55 shows the initial sketch plan that was produced to try and create a layout that reflected some of the characteristics and existing grain of Bradwell. 7.0 | Design Solution & Evaluation: Layout

Following a meeting with the Local Authority this plan was developed into a sketch layout which can be seen on page 56.

The layout has been designed so that it has an irregular pattern and creates a number of vista stops as you would drive round.

There is a clear definition between the public and private domain with all properties having 'defensible spaces' to their frontages, and sides on a corner position, with a variety of hard and soft treatments to the street, some giving physical enclosure to the semi-private spaces such as railings, hedges and shrub beds. Additional gable windows are also introduced to overlook public areas and ensure 'active frontages' exist throughout the site creating a safe and naturally surveyed environment.

All the properties will have individual footpath accesses to their rear gardens giving direct control over their own private domain. This will aid security and, with easy access, also enable waste and recycling provisions to be located at the rear of the properties, out of sight from the street.

Where possible the dwelling's private amenity spaces back onto other gardens or are screened from public areas by 1800 high brick pillar/fences or vertically boarded fences, with rails inboard to reduce climbing potential.

Response to Character area analysis

From the extensive character area analysis where we have identified key characteristics we feel that the proposed layout incorporates the following:

- Tightly enclosed streets often with no pavements (or pavements to one side), creating narrow lanes,
- Strong levels of enclosure and frontage continuity created by interlinked buildings and stone boundary walls, properties mostly fronting street with some properties at right angles presenting gables to street,
- Subtle variations in street widths with some narrow pinch points,
- Buildings are generally linked or tight-knit complexes with short runs of cottages,
- Some detached / semi detached properties with symmetrical forms
- Generally rectangular shape low squat buildings with shallow eaves and roof pitches,
- Simple forms with a horizontal emphasis, as either standalone properties or interlinked to form horizontal emphasis composition of properties,
- Gable roof forms predominate, hipped roofs out of context,
- In more recent developments the low stone walls and landscaping provide a positive influence in the street-scene by screening views of parked cars within property curtilages,

Parking

All new private dwellings have car parking in curtilage. Detached dwellings either have a drive to the side leading to a garage, have a drive to the front with an integral garage or have ‘car port’ style arrangement where 2 cars can be driven under the house so that they are off the road and reduce the impact of the car on the street scene. Larger semi detached dwellings have garages to the side with a drive in front while smaller semi detached dwellings have either frontage car parking or parking down the side of the house. Mews housing have car parking to the front.

**Appearance**

On page 59 we have included a series of Camstead Homes proposed dwellings for the site. The dwellings have been designed specifically for the site and were designed following the character area study picking up on local vernacular styles and materials.

The dwellings proposed are nearly all going to be stone walls with plain tile roofs in slightly different tones of grey and brown. Stone detailing can be seen to windows and doors with some of the larger properties having stone quoins.

A small number of the dwellings will be fully rendered.

Dwellings have chimneys which again is a detail picked up in the study that we carried out of the local area.

Picking up on a local Characteristic of Bradwell we are proposing low dry stone walls to some selected front gardens with low hedges in other locations in front gardens.

On page 58 we have selected 4 streets where the street scene has been illustrated to give an indication of what the development will look like.

**Designing out Crime**

All new developments should create pleasant environments for residents where they feel safe and quality of life is not undermined by crime or the fear of crime. To this end opportunities for criminal activity should be recognised and designed out where possible. The following considerations have been taken into account when planning the scheme layout;

- Well defined routes for cars and pedestrians which are well overlooked.
- Car parking overlooked, no rear courtyards.
- Structured places with no conflict between uses.
- All publicly accessible spaces overlooked.
- Well defined defensible spaces and the use of suitable planting.
- Management scheme to ensure landscaped areas are well maintained.
- Layout designed to minimise vulnerable rear and side boundaries
- Robust 1.8m high fences and lockable gates provided. Concept Sketch / Grain Plan

This was one of the first sketches produced trying to establish a grain for the development that picked up on the existing grain and characteristics of Bradwell. Sketch Layout

The initial sketch plan from the previous page was developed into a layout reflecting the initial comments from the planning officer and the conservation officer. Final Layout

To the right is a copy of our final detailed layout that has been produced following the extensive site analysis and character study of the Bradwell area. Movement Framework

This diagram illustrates the movement framework for this proposals and demonstrates the

- Primary Vehicle Route
- Shared Surface Loop
- Private Drive
- Key Pedestrian Route 7.0 | Design Solution & Evaluation: Use, amount and scale

**Bedrooms**

This plan shows the distribution of different bedroom dwellings.

- 2 Bedroom
- 3 Bedroom
- 4 Bedroom
- 5 Bedroom 7.0 | Design Solution & Evaluation: appearance

**Street Scenes & Site Sections**

We have produced a series of site sections and street scenes to allow a clear picture of how the new dwellings will look and relate to each other. 7.0 | Design Solution & Evaluation: appearance

Dwelling Types

A selection of the proposed dwelling types are shown below (a full range of house type drawings has been submitted as part of the planning application along with the varying materials that are proposed). 7.0 | Design Solution & Evaluation: appearance

Materials Plan

The materials have been carefully selected including the boundary treatments. A detailed materials plan has been submitted as part of the planning application. A copy of this is shown below. New Factory

This plan shows the layout of the proposed new factory that will be located just off Netherside and will be positioned just behind the 2 existing buildings that will be retained. New Factory

This drawing shows what the elevations of the new factory look like and how they sit in relation to the existing buildings. 8.0 | Landscape A detailed landscaping scheme has been prepared by Ecus, extracts from this are shown below and more details can be found in the accompanying Application Pack. 9.0 | Sustainability

### Sustainability Appraisal

The proposals will generate a new place that aims to meet the needs of the new community and its future generations. The proposals seek to deliver a sustainable development and a high quality of life that improves economic, social and environmental well being. Section 4.0 shows how well the site is located in terms of access to existing community facilities and services (with an excellent range located within 5-15 minute walk) supporting the walkable neighbourhood concept. The proposals therefore have the potential to support the existing community facilities and local businesses through an increased population living nearby.

| Sustainability Objective | How the proposals help deliver the objective | |--------------------------|---------------------------------------------| | Education | The site will help support the local educational facilities through an increased population of families in the area. | | Health | The site has good access to local healthcare facilities located within walking distance. The improvements to public access to open space and recreational facilities will help to encourage outdoor activities and play. | | Crime | The scheme has been designed to incorporate the key principles of Secure by Design. Increased population of residents living on the site 24/7 will improve the security and ownership of the area through enhanced activity and surveillance. | | Culture, leisure and recreation | The proposals will enable access to new open space and recreational opportunities for the wider community. | | Housing Community cohesion | The site would contribute to a well-balanced mixed community. It provides the opportunity for a housing mix, including the potential to provide homes for the elderly and affordable housing. | | Greenspace | The development site would provide the opportunity to deliver a meaningful new green-space. This also provides the potential to enhance public access to the wider countryside and network of recreational routes subject to further consultations. | | Biodiversity or geological interests | Existing bio-diversity and natural features, which would be enhanced through an appropriate mitigation scheme. | | Flood risk | The development platform is located outside the flood zone and the proposals will incorporate appropriate sustainable drainage measures. | | Transport network | The site has good access to local facilities. Its development near to existing bus stops will enable easy access to public transport and support the development of bus services. | | Maintain and enhance landscape quality | The design of the proposal gives due care and consideration to the existing site landscape to ensure that it includes measures to mitigate any potential impact and enhance landscape quality. | | local distinctiveness Preserve the historic environment | The site is located away from the conservation area, the setting of the listed buildings will be respected. The intention is to contribute to local distinctiveness by developing a layout and architectural vernacular which gives the site its own identity but which is appropriate to the wider area, has as been ascertained through the analysis process. | 9.0 | Sustainability

**Sustainable Construction**

In addition to the wider sustainability benefits identified above, there are opportunities to reduce the environmental footprint of the development by incorporating sustainable design and construction techniques. The following is a series of guiding principles for sustainable design and construction. It is expected that these, as well as others, would be explored as part of the detailed design process:

- Arranging homes and buildings to maximise solar gain and light penetration. Wherever possible and practicable, positioning buildings with south facing fronts to maximise sunlight;
- Designing the internal layout of homes to provide for modern living;
- Building design, which allows for flexible living e.g. potential future expansion of living areas.
- Provide opportunities and space for home based working and office space within new homes;
- Maximising storage space within the building and individual plots, with appropriate space for recycling, refuse, cycle storage, and rainwater harvesting;
- The use of efficient appliances, heating systems, energy controls and management; improved insulation and glazing;
- The potential use of recycled construction materials and aggregates, and the preference for using environmentally friendly and more sustainable materials and products;
- The use of permeable surfaces and paving as part of the sustainable urban drainage strategy;
- The conservation of natural resources on site such as hedgerows and trees;
- Providing grassland, native trees, shrubs, hedgerows, street trees and garden trees, which will encourage biodiversity as well as sustainable drainage;
- Controlling water demand through best practice approaches such as low flow showers and baths, dual flush toilets, efficient taps, water efficient white goods, and rainwater harvesting through water butts;
- The potential for air source heat pumps, solar panels and photovoltaics to deliver renewable energy; and
- The consideration of other emerging technologies during the course of the design phases.

The design team will explore the potential to achieve the voluntary Code for Sustainable Homes Standard (or elements therein) as part of the detailed design process, or through the Building Regulations if the code is replaced before this time. As Government have indicated. 10.0 | Summary This statement seeks to establish the most suitable design solution for the development of the site. Below is a summary of the scheme proposals:

- 55 new residential units
- Mixture of 2-5 bedroom accommodation.
- Density of 30 dwellings per hectare
- 0.48 Ha of new public open space
- Predominantly 2 storey dwellings with some 2.5 storey dwellings in key locations.
- Single access point for new residential development from Bradwell Head Road
- New 10,000sqft Factory Unit & offices to allow Newburgh to relocate into this unit from the existing buildings.
- Single access retained from Netherside for the factory & offices 11.0 | Appendix - Drawings Type T1 | Plots 4-7 & 8-11 | 2 Bed | 779 sqft

Front Elevation

Side Elevation

Rear Elevation

Side Elevation

Drawing Number: 1513.T1.P4-7.P8-11.01

Project: Proposed Residential Development

Bradwell

Client: Cornstead

Drawing Title: House type elevations T1

Plots 4-7 & 8-11

Date: July 2015

Scale @ A3: 1:100

Revision: --

STEN Architecture Ltd Suite 10, Unit 3, Bemton Office Park, Bennett Avenue, Merbury, Wrexham, Wrexham, LL13 8BA

Telephone: 01938 889824

Web: www.stenarchitecture.co.uk

Twitter: @STEN_arch

Facebook: stenarchitecture

LinkedIn: STEN Architecture

Issue 1 | 10th August 2015 | Prepared by STEN Architecture Type T4 | Plots 13-14 | 3 Bed | 931 sqft

Front Elevation

Rear Elevation

Side Elevations Type T8 | Plots 54-55 | 5 Bed | 1593 sqft

Ground Floor Layout

First Floor Layout

Drawing Number: 1513.TS.P54-55.02 Project: Proposed Residential Development Bracknell Client: Cornstead Drawing Title: House type floor plans T8 Plots 54-55 Date: July 2015 Scale @ A3: 1:100 Revision: -

STEN Architecture Ltd Suite 10, Unit 2, Gordon Office Park, Bennett Avenue, Henley, Berkshire, RG9 3RA Tel: 01491 680042 Fax: 01491 680043 Email: info@stenarchitecture.co.uk Website: www.stenarchitecture.co.uk LinkedIn: Sten Architecture

Issue 1 | 10th August 2015 | Prepared by STEN Architecture Type T11 | Plots 1-2 & 48-49 | 4 Bed | 1385 sqft

Ground Floor Plan

First Floor Plan

Drawing Number: 1512.T11.P1-2.P48-49.02 Project: Proposed Residential Development Bradwell Client: Cornstead Drawing Title: House type Floor plans T11 Plots 1-2 & 48-49 Date: July 2015 Scale @ A3: 1:100 Revision: -

STEN Architecture Ltd Suite 10, Unit 1, Sutton Office Park, Sutton, Surrey, UK W3 6RA Telephone: 020 8944 8842

www.stenarchitecture.co.uk Twitter: @STEN_Arch LinkedIn: STEN Architecture Type T12 | Plots 35-36 & 52-53 | 4 Bed | 1377 sqft

Front Elevation

Inner Side Elevation

Rear Elevation

Outer Side Elevation

Drawing Number: 1513.T12.P35-36.52-53.01

Project: Proposed Residential Development

Brockwell

Date: July 2015

Scale @ A3: 1:100

Revision: --

Client: Carnwood

Drawing Title: House type Elevations T12

Plots 35-36 & 52-53

STEN Architecture Ltd

Suite 10, Unit 3

Benton Office Park

Bentham Avenue

Merthyr

Wales

CF4 8RA

Telephone: 01925 608424

Web: www.stenarchitecture.co.uk

Twitter: @STEN_arch

Facebook: stenarchitecture

LinkedIn: STEN Architecture Type T12 | Plots 35-36 & 52-53 | 4 Bed | 1377 sqft

Ground Floor Layout Type T12 | Plots 35-36 & 52-53 | 4 Bed | 1377 sqft

First Floor Layout Type T14 | Plot 24 | 5 Bed | 2280 sqft

Ground Floor Layout

First Floor Layout